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Property profile & analytics
OFF-MARKET
Office buildings
88 Tioga Ave Corning, NY 14830-2882
Entity Owned
~
Est. High Equity
Property ID
US63-4192847
Property profile
Verified
Property type
Office buildings
Use group
OFFICE BUILDING
Year built
1955
Total area
9,527 SF
Lot
0.37 ac (16,170 SF)
Zoning code
C
APN
460300 318.37-01-011.000
UPID
US63-4192847
Cap rate & NOI
Priority signal for investors
Implied cap rate, NOI & suggested price
Cap rate vs submarket · NOI estimate · 3 price anchors
Implied cap rate, NOI & suggested price
Cap vs submarket · NOI estimate · 3 price anchors
Current use
Occupant on record · Public records
-
Thomas W Reed II Law Office Law Firm
-
Twin Tiers Medical Billing Services, LLC. Medical Billing Service
-
United Way of the Southern Tier Social Service Agency Charitable Organization
-
Thomas W Reed II Law Office: Baker Brooks T Law Firm
-
Reed & Reed Properties Real Estate Agency
Value estimations
Realmo proprietary · 4 methods
AI Approach
AI
by Request
CAP Approach
CAP
by Request
Comparable Approach
Comparable
by Request
Blend (final)
Blend
by Request
Owner & transaction history
Salient Holdings LLC
Salient Holdings LLC
since 2025
2 recorded transactions
Zoning & alternative use
C · Corning, NY
Permitted uses
Permitted uses
Allowed · conditional · prohibited
Cap rate
Implied · in-place · derived from last sale + estimated NOI
Implied Cap rate
#1
Implied · in-place · NOI ÷ last sale
In-place · derived from last sale + estimated NOI
Cap rate, NOI & submarket benchmark
Implied cap rate vs Corning submarket · NOI estimate · Typical band, median & reading
Implied cap rate, NOI & submarket benchmark
Cap vs Corning submarket · NOI estimate · typical band, median & reading
Refine your cap rate
8-question underwriting flow
1.
Property current status — Going-In vs Stabilized
2.
Price for denominator — asking / offer / market
3.
Leasing status & lease structure (NNN / Gross)
4.
Tenant risk profile & vacancy assumption
5.
Upload T12 / rent roll / OM (optional)
Refine in 60 seconds, get exact suggested price
T12 upload · Submarket benchmarks · Sensitivity grid
Suggested price · 3 cap rate anchors
Income approach @ 5% / 7% / 9% — aggressive / typical / conservative
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · Implied $/SF per anchor · Sensitivity grid
Suggested price at 5% / 7% / 9% cap
Aggressive / typical / conservative · implied $/SF · sensitivity
Value
AI, CAP & Alternative Use estimations · Realmo proprietary blendValue Estimations
Based on Realmo’s proprietary methodology
AI Approach
CAP Approach
Comparable Approach
Alternative Use
Get a detailed, property-specific estimation — fast and free
Price per SF
Sale + rent benchmarks
Subject property
—
Submarket sale & rent benchmarks
Median sale $/SF · Asking & closed rent · Submarket vacancy
Submarket sale & rent benchmarks
Median sale $/SF · asking & closed rent · submarket vacancy
Property tax & assessments
Property tax & assessments
Assessed value
$700,000
Assessed 2023
Previous assessed
$770,000
-9.1% YoY
Assessed land
$250,000
Assessed improvement
$450,000
Land market value
$250,000
Improvement market value
$450,000
Total market value
$700,000
Applied tax rate
460,300.0000
Comparables
6 recent transactions · within 1.5 miComparable in this city
6 recent transactions
Comparable in this City
Similar Nearby for Sale
Similar Nearby for Lease
Recent comparable sales
Sale price & price/SF · Sale date & distance · Adjustments & confidence
Recent comparable sales
Sale price & $/SF · sale date & distance · adjustments
Property description
Physical attributes from public recordsBuilding & lot
Public records
Property type
Office buildings
Use group
OFFICE BUILDING
Status
Off-Market
Year built
1955
Heating
NONE
Cooling
CENTRAL
Buildings
1
Stories
2
Total area
9,527 SF
Lot
0.37 ac (16,170 SF)
Zoning code
C
APN
460300 318.37-01-011.000
UPID
US63-4192847
Jurisdiction
STEUBEN
Zoning & alternative use
C · Corning, NY
Zoning C · permitted uses
C · Corning, NY
Permitted & conditional uses
Allowed uses · Special-permit conditions · Prohibited uses
Permitted & conditional uses
Allowed · special-permit conditions · prohibited
Corning. Always verify with local authorities before improvements.
Building & site characteristics
From public records
Year built
1955
Heating
NONE
Cooling
Yes
Stories
2
Buildings
1
Lot
0.37 ac
Current owner
From public records · entity-resolved
Salient Holdings LLC
Entity
Mailing address
88 E TIOGA AVE, CORNING, NY 14830-2882
Mailing matches property
Yes
Owner-occupied
Yes
Ownership since
2025
Owner contacts — direct phone, email, and related entities
Decision-maker phone · Verified email · Related entities & filings
Owner contacts
Email · phone · related entities
Sales History
2 recorded events · public records
Date
Price
Buyer
Seller
Deed Type
Mortgage
Oct 20, 2025
$725,000
Salient Holdings LLC
Reed & Reed Prop LLC
Warranty Deed
$580,000 · Corning FCU
Aug 17, 2011
$705,000
Reed & Reed Properties Ll
Corning Property Manageme
Deed
$705,000 · Five Star Bank
Coming soon
Costs & Benchmarks
Operating expenses, capex projections, utility benchmarks, and submarket comparables — all in one view.
Coming soon
Risks
Flood, climate, environmental, title, and tenant-concentration risk — surfaced with mitigations and source citations.
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